I think it’s more about your tenant demographics that determine turnover.  

I would say before you determine this is a "good deal" or "bad deal" you need to understand how much it would take to bring the property up to market rents.

Your goals are admirable and obtainable with effort and determination, you know, similar effort & determination you took to get educated to be a nurse and get your job.

Once you have the figures locked in I'm sure you'll be able to determine the best course of action.

I do not believe you need a 1% property (1% rule) to have positive cash flow as there are many variables that determine if a property has positive cash flow, but I do believe it is a very rare market that has cash flow at investor LTV (at least 75% LTV) noticeably below a 0.7% ratio.Now for this ADU: $290K for $1.8K rent (on my calculations I will always use the more conservative of values) is a ratio of 0.62% (far below my 0.7% ratio that I indicated it would be a rare market to have positive cash flow). 

Depending on how long you will keep the property will determine if the cost to buy down the rate will make sense.  

Standard procedure is to post your state-specific notice of lease violation, and then perform a follow up inspection at the expiration of said notice, to determine if the violation is cured. 

@Joe MartellaThe plumber was not able to determine what clogged the drain.

When purchasing multi for wholesale, how much do I determine how much for wholesale fee? 

If you notified them of a rent increase six months in advance, you’ve given them a LOT of time to figure out things on their end, i.e. determine if it’s worth it for them to stay or move on.